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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Investment properties
22 Yale Ave, Wakefield, MA 01880-2309
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0509784
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Construction
FRAME
Total area
2,978 SF
Lot
0.22 ac (9,461 SF)
Zoning code
GR
APN
WAKE M:000012 B:0314 P:00043A
UPID
US38-0509784
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Wakefield Vision Care Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$950k
CAP Approach
CAP
$755k
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$950k
Owner & transaction history
Clearsight Properties LLC · 1 yrs held
Clearsight Properties LLC
since 2024
Last sale
$950,000
2 recorded transactions
Zoning & alternative use
GR · Wakefield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$840,000
+8.9%
Neighborhood: shopping center
$825,000
+7.2%
Retail stores
$805,000
+4.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Wakefield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wakefield submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$950,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
$820,000
6.5%
$755,000
7%
$700,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$770,000
Current use
AUTO REPAIR, GARAGE
$840,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$825,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$805,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$650,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $950k (Oct 1 2024)
Last sale anchor
$950k
Oct 1 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$319 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$838,000
Assessed 2024
Previous assessed
$838,000
+0.0% YoY
Assessed land
$378,900
Assessed improvement
$459,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1880
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
3
Rooms
8
Bathrooms
4
Total area
2,978 SF
Lot
0.22 ac (9,461 SF)
Zoning code
GR
APN
WAKE M:000012 B:0314 P:00043A
UPID
US38-0509784
Jurisdiction
WAKEFIELD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
GR · Wakefield, MA
Zoning GR · permitted uses
GR · Wakefield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wakefield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$770,000
AUTO REPAIR, GARAGE
Est. value
$840,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$825,000
RETAIL STORES
Est. value
$805,000
OFFICE BUILDING
Est. value
$650,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1880
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
3
Rooms
8
Bathrooms
4
Lot
0.22 ac
Current owner
From public records · entity-resolved
Clearsight Properties LLC
Entity
Mailing address
15 PNE ST, MELROSE, MA 02176-3020
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2024
$950,000
Clearsight Properties LLC
Raffaele A Petrosino
Quit Claim Arm's Length For Ne States
$760,000 · Td Bank NA
Aug 24, 1995
$240,000
Raffaele A Petrosino
Seavey RT
Grant Deed
$320,000 · Zenon Grzybowski
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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